Marion County Board of County Commissioners Date: 12/2/2015 P&Z: 11/30/2015 BCC: 12/16/2015 Amendment No: 2015-S05 Type of Application Small Scale FLUMS Amendment Request Rural Land to Rural Activity Center Concurrent Zoning Case#: 20151213Z Concurrent Special Use Permit Case#: NA Owner: Farm and Home Properties Applicant: Rhonda Sweat Parcel #/Acreage 12542-000-00 ±2.13 acres Staff Recommendation: Approval P&Z Recommendation: Recommended Approval (on consent) RECOMMENDATIONS & HEARINGS HELD FOR THIS AMENDMENT Action Staff Recommendation P&Z Recommendation BCC Adoption Result APPROVAL APPROVAL TBD Notice of Public Hearing Property Owners within 300 feet of the subject property: 9 No oral or written comments in opposition have been received at the time of this report s distribution. PROJECT INFORMATION Request: Rural Land to Rural Activity Center on ±2.13 acres. Development Potential: Residential Non-Residential Max 2 DU/Acre FAR 0.35 4 DU 32,474SF Potable Water: Within the Marion County SE Utility Service Area. Sanitary Sewer: Within the Marion County SE Ocala Utility Service Area. Environmental: There do not appear to be protected natural resources on-site that would affect its development however, a Modified Environmental Assessment will be required. Transportation: Capacity is available. LOCATION The site is on the east side of N US HWY 27, approximately 450 south east of the intersection of HWY 27 and HWY 464B, and ± 0.36 miles northwest of the 1 Page
intersection of US HWY 27 and Hwy 225. It is outside of the Urban Growth Boundary, and adjacent to an existing Rural Activity Center. CURRENT FUTURE LAND USE DESIGNATION Existing Use: (01) Improved Residential Location: East side of N US HWY 27, approximately 700ft south of the intersection of W HWY 464B. Staff Recommendation Approval Project Planner Kimberleigh Dinkins, Senior Planner Code Enforcement Action: None Photographs View of the existing single family home, looking north. PROPOSED FUTURE LAND USE DESIGNATION View from the site looking northwest. View from the site, looking south to HWY 27. 2 Page
CURRENT ZONING View from the site, looking west. View from the site looking east. PLANNING DIVISION ANALYSIS FLUM AMENDMENT BACKGROUND/EXISTING CONDITIONS The subject site is ±2.13 acres and located on the east side of N US Hwy 27, approximately 700ft south east of the intersection of HWY 27 and HWY 464B. The applicant is requesting to change the future land use designation from Rural Land to Rural Activity Center for commercial use as a Real Estate Office. The applicant has also submitted a concurrent request for a zoning change. The property is located adjacent to an existing RAC. The site is currently a treed field along N US HWY 27. Direction of Adjacency North South East West Adjacent Property Characteristics Future Land Use Zoning Designation Rural Rural Rural Rural Activity Center A-1 (General Agriculture) B-2 (Community Business) B-2 (Community Business) B-2 (Community Business) Existing Use per MCPA Property Code Grazing Class Grazing Class Improved Residential Grazing Class PROPOSED DEVELOPMENT CONDITIONS The requested Rural Activity Center future land use designation allows commercial (maximum Floor Area Ratio of 0.35 235,550 SF) or residential 3 Page
uses (maximum density up to 2 du/acre - 30 units). The applicant has submitted a concurrent Rezoning Application to accompany this Comprehensive Plan Amendment Application. The proposed use is a Real Estate office. The Rural Activity Center future land use designation allows for mixed-use development including commercial and/or residential uses, with a focus on agricultural related commercial uses, aimed at reducing the number of daily trips to the Urban Areas Based on Comprehensive Plan Policy 2.1.19, RAC land uses are to extend no greater than one quarter of a mile from the center, for a maximum of 96 acres. Granting the future land use designation change will result in a RAC that extends approximately 812ft from the center, and includes 66.9 acres (currently includes approximately 65 acres). PUBLIC FACILTIES AND SERVICES Environmental: No significant natural features or resources have been identified on-site. According to the Soil Survey of Marion County Area, Florida, there are no soils that will significantly restrict development on the site, however it does contain Lochloosa fine sand, which is a soil series identified as prime farmland soil by the USDA. An Environmental Assessment will be required if improvements are made as part of the development review process for the site. School Facilities: The proposed land use change is not expected to adversely impact school capacities. Marion County Public Schools has been notified of this Amendment Application. Public Safety: The County s Golden Ocala Fire Station #20 is located approximately 1.5 miles southeast of the parcel and the Sheriff s North Multi- District Substation is located ±8.0 miles to the south east. Access to the site is from Hwy 27 as the site has no other road frontage and the proposed access will be at the same entrance as that currently used for the single family home. No public system hydrants are currently located in the vicinity; however the owner will be responsible for meeting public safety requirements, including any fire safety measures. Public safety service response times will vary based on whether the response units are at the stations or on the road. Potable Water & Sanitary Sewer: The site is within the Marion County s NW Utility Service Area, however the closest water and sewer plants are located at the Golden Ocala development, and the proposed number of ECUs does not meet the requirement for connection to central water and sewer. Permits will be required from the relevant state agencies for sanitary sewer/ostds and potable water. Water & Sanitary Sewer Capacity - Maximum Demand in Gallons Per Day (GPD) Utility Service LOS Standard Existing FLU Proposed FLU Net Change 1 unit 4 units +3 units 0 acres 32,474 SF +32,474 SF Residential (# of Units) Non-Residential (acres) Water (PWE Policy 1.1.1) Residential (150 GPD/person per unit*) Non-Residential (2,750 gpd/acre) 360 GPD 0 GPD 1,440 GPD 2,0 GPD +1,080 GPD +2,0 GPD 4 Page
Sewer (SSE Policy 1.1.1) Residential (110 GPD/person per unit*) Non-Residential (2,000 gpd/acre) 264 GPD 1,056 GPD 0 GPD 1,500 GPD *2.4 persons/unit Sources: Marion County Growth Services & Florida Statistical Abstract 2006-13. +792 GPD +1,500 GPD Stormwater/Drainage: All proposed development is required to hold stormwater on-site, up to and including a 100-year storm event, and address other site specific conditions in compliance with the County s Land Development Regulations. Recreation: Recreation facilities are not expected to be adversely impacted by the proposed amendment as the ample Federal, State, and County owner lands available for recreational activity exceed the currently established LOS standard. Solid Waste: LOS is 6.2 pounds per person per day (Solid Waste Element, Policy 1.1.2). This amendment does not adversely impact the County s LOS for solid waste as the County has identified and arranged for short-term and longterm disposal needs. The County continues to use the Baseline Landfill until 2020 when it is projected to close. A long-term contract reserving capacity with a private landfill in Sumter County is in place for use when determined necessary by the County. Further, the County continues to pursue recycling opportunities and other avenues to address solid waste needs based on existing and projected conditions. Transportation: Amendment 15-S05 was analyzed using the Marion County Impact Fee Schedule and Institute of Transportation Engineers Trip Generation Handbook, 8th Edition. The proposed RAC would result in ±2.13 acres of potential Commercial use, with a maximum 0.35 Floor Area Ratio, which would allow up to ±32,474 SF that has the potential to generate approximately 2,785 daily trips and 1,277 PM peak hour trips (See Amendment Trip Generation Table). US Hwy 27, based on the TPO 2014 Traffic Counts, has a current Volume to Capacity Ratio of 40% (11,600 of 29,300 trips). Projections show the four lane portions of Hwy 27 continuing to operate within their applicable adopted level of service ( C ). If approved, and through subsequent application processes, development proposals associated with this application will be subject to review and approval under the County s Land Development Code including concurrency review processes. Scenario Land Use Acres AMENDMENT TRIP GENERATION Potential Max Development Daily Trips PM PK HR. Trips Existing Rural Land 2.13 1 du 11 1 Commercial RES 4 du 43 3 Proposed 2.13 Commercial - COM 32,474 SF 2,785 1,277 STAFF RECOMMENDATION FLUM AMENDMENT Growth Services recommends APPROVAL of CPA 15-S05 for the proposed Future Land Use Map Amendment on the following basis: 1. The granting of the amendment will not adversely affect the public interest. 5 Page
2. The proposed amendment is compatible with land uses in the surrounding area. 3. The proposed amendment is consistent with Chapter 163, Florida Statutes and the Marion County Comprehensive Plan 6 Page
15-S05 Aerial NW 102N DC T Subject Property N 0 0.015 0.03 N US H US H W Y 0.06 W Y 27 27 Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community 0.09 0.12 Miles
19 Existing Land Use Designation 15-SO5 10 19 Subject Property 71 77 NW HWY 464B 16 03-S07 N US HWY 27 01 01 01 87 NW 102ND CT 01 NW 110TH AVE 01 17 Use per MC Property Appraiser 01 Single Family Res 50-69/99 Agricultural 00/10/40/70 Vacant 71 Church 02 Mobile Home 06-07/11-39 Commercial 41-49 Industrial 83-98 Public 82 Recreation 03-05/08 Multi-Family 77 Club/Lodge/Union Hall OWNER: AGENT: PARCEL(S): LOCATION: 1 inch = 250 feet FARM AND HOME PROPERTIES LLC - RHONDA SWEAT RHONDA SWEAT 12542-000-00 W @ SR 40, R @ NW 60TH AVE, L @ N US HWY 27 to Subject Property on right at: 10261 N US Highway 27 The information shown hereon is compiled from the best available sources and for use by the County offices only. This data should not be used for surveying or land transfer of any type. Legend All Amendments Rural Land (1 du/10 ac) Urban Residential (8-16 du/ac) Employment Center (0-12 du/ac; FAR 2.0) Policy 1.20 _ Low Residential (0-1 du/ac) Medium Residential (1-4 du/ac) High Residential (4-8 du/ac) Rural Activity Center (0-2 du/ac; FAR 0.35) Rural Community (0-3 du/ac; FAR 0.70) Commercial (0-6 du/ac; FAR 1.0) Commerce District (N/A; FAR 2.0) Public (N/A; FAR 1.0) Preservation (N/A; N/A) Municipality